Nayborlee handles property maintenance and other routine home repair service management.

Nayborlee maintenance service plans are perfect for homeowners and landlords who handle their own tenant showings, rent collection, marketing, screening and lease negotiations – or outsource these tasks to a property management firm.

Pay a flat fee for quarterly inspection – which gives you peace of mind that your property remains in good condition. We cover routine property maintenance tasks, such as ensuring fire detectors are in working order, lawn services, and ensuring lighting is functional. We can also manage those larger, less frequent maintenance projects such as roofing, parking area or walkway paving.

Nayborlee works hand-in hand with property management companies who don’t have their own maintenance group.  We are equipped to handle routine rental home upkeep, emergency repairs, and major damage that can result from accidents or an irresponsible tenant.


Tasks that can be handled by Nayborlee include:

  • Lawn and yard maintenance
  • Plumbing
  • Heating and Air Conditioning
  • Painting
  • Electrical work
  • Locksmith issues
  • Common area upkeep
  • Flooding emergencies

Nayborlee offers emergency coverage 24/7 should your tenants encounter any issues— big or small.



Did you know that rental home repairs are tax deductible?

1. Inspect Rental Property for Damages

During our inspection we examine fixtures and safety features in the rental and test:

– Smoke and carbon monoxide detectors. (State landlord disclosure laws might require you to test these in the presence of the new tenants as well.)
– Security alarms and codes
– Electrical outlets. We look for signs of burning or charring, and test to see if any connections are too loose or tight.
– Walls/Drywall condition – determine condition of paint on walls and trim; inspect drywall for needed patching/repair.
– Doors. Open and close to see if they stick or slam when shut.
– Appliances. We run each appliance through its full cycle
– Locks. Make sure it locks completely and can be easily unlocked
– Screens. Look for tears, gaps, and rust.
– Windows. Open and shut each window to check for sticking and locking ability and test latches
– Lights. Turn them on and off; check for flickering or buzzing noise.
– Water. Run faucets to ensure that hot water is coming out the correct faucet, and that the water is clear and odorless.
– Take photos and video as we inspect, to create a great visual record, and send them to the property owner.
– Furnace filters

2. We then record the condition of the property to determine:

– Low Priority Repairs – Condition of items and features that are new or like new (such as a brand-new refrigerator or freshly grouted bathroom tile). Also document signs of normal wear and tear that don’t call for repair (such as scuffs on the walls and worn spots on hardwood floor).
– Medium Priority Repairs – Issues that you might have to address in the near future but don’t have to repair immediately. For example, sticking doors, missing baseboards, and gouged drywall could be nuisances or eyesores but don’t affect your tenants’ ability to live comfortably in the unit.
– High Priority Repairs – Repairs that affect habitability and must be made before the property can be rented/occupied by the tenant.

From there we will discuss the prioritized repairs with the owner and schedule work.

Notice for Entry: Unless the lease states otherwise, the landlord can only enter the property if entry is necessary to cure a dangerous condition, prevent damage to the unit, or respond to an emergency on the premises. There is no legal requirement that a landlord notify a tenant prior to entering the unit in such emergency circumstances.

Implied Warranty of Habitability: Once a property is leased, the tenant has the right to use, occupy and enjoy the premises in accordance with the lease or rental agreement.

The landlord’s responsibility is not only to deliver the rental property to the tenant in compliance with the housing codes but also to maintain compliance with the housing codes throughout the lease term. (Handbook, p. 46)

Georgia law recognizes the following conditions as threatening health and safety:

Defects which increase the hazard of fire, accidents, or other calamities
Lack of adequate ventilation, light or sanitary facilities
Disrepair and structural defects
Required Amenities: Landlords are required to provide working smoke detectors. Tenants are required to keep them in good working order. (Handbook, p. 9)

Heat/Water Requirements: It is illegal for a landlord to knowingly and willfully to turn off utilities to a tenant until after the final disposition of any dispossessory proceeding by the landlord against such tenant. (OCGA § 44-7-14.1)

Utility Billing By the Landlord: The amount billed includes water used by the tenants and water used in the complex’s common areas. The amount the landlord collects from each tenant must not exceed the amount the landlord is charged for water and wastewater service for the building and the common areas, plus the landlord’s fee. The tenant is to be told how the water bill will be calculated before signing the lease. Under Georgia law (OCGA § 12-5-180.1)

The landlord is responsible for maintaining the building structure and keeping operational systems such as the electric, heating, and plumbing.
The landlord is also responsible for repairing any appliances including heating and air conditioning included in the rental unit.
A landlord is further responsible for meeting all local ordinances and minimum safety standards.
The tenant should not be charged for repairs caused by ordinary wear and tear.
Before a landlord can be required to make a repair, he must be given notice of the defect. The tenant should give the landlord written dated notice of the problem needing repair. (Handbook, p. 47)
If the tenant was aware of a defect at the time the lease was signed, the tenant waived the right to require the landlord to make the repair. (Handbook, p. 47)
Rent Withholding: The tenant cannot stop paying rent even if the landlord fails to make repairs. (Handbook, p. 47)

Repair and Deduct: Georgia courts have held that when a landlord fails to respond to repair requests after a reasonable time, the tenant can have the required repair performed by a competent repair person at a reasonable cost and deduct the cost from future rent. (Handbook, p. 48)